Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condominium at Waterside at Bay Beach, one of 286 units in five buildings on Bay Beach Lane at the south end of Estero Island in Fort Myers Beach, this is our seller’s guide to your building, written from the recorded sales and not from a template. The building-by-building background is in our Waterside at Bay Beach guide, part of the Bay Beach enclave of Fort Myers Beach.
The Lee County Property Appraiser places all 291 Waterside parcels in the Town of Fort Myers Beach taxing district, which is the Town on Estero Island that incorporated on December 31, 1995, so the Town and not unincorporated Lee County is your local government for permits, flood rules and short-term rental registration. This is Waterside at Bay Beach, Fort Myers Beach, Florida, ZIP 33931, and not any other Waterside in a Florida listing search.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 17 closings under the Waterside at Bay Beach name at a median of $675,000, a median of 50 days on market and a median of 94.4 percent of the final list price. Only 7 of those 17 were in the five Waterside buildings themselves, at a median of $612,500, because the MLS files three neighboring buildings under the same name. This page prints both series, every closing, the net proceeds on two real prices and the papers Florida law makes you deliver.
To sell a Waterside at Bay Beach condominium in 2026, price it from the closings in your own building and floor plan, not from the MLS name’s headline median, assemble the association papers and estoppel before the first showing, and expect buyers to ask about flood zone, insurance, reserves and the layered fees before they ask about the view.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Waterside is not one product. The county roll shows heated areas from 1,224 to 3,683 square feet across five buildings built from 1997 to 2003, and the MLS closings run from $445,000 to $3,064,875 over 60 months. A seller who prices from the middle of that spread prices almost every unit wrongly.
These are the nine facts about selling a Waterside at Bay Beach condominium that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s records and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Waterside at Bay Beach Condo in 2026? · Why List Your Waterside at Bay Beach Condo With McGreevy and Comisar? · What Is the Waterside at Bay Beach Condo Market Doing for Sellers Right Now? · What Did Waterside at Bay Beach Condos Sell For? · How Long Do Waterside at Bay Beach Listings Take to Sell, and How Close to List Price? · Have Waterside at Bay Beach Owners Sold for More Than They Paid? · A Waterside at Bay Beach Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Waterside at Bay Beach Condo? · What Moves the Value of a Waterside at Bay Beach Condo? · What Fees Will Your Waterside at Bay Beach Condo Buyer Pay Each Year? · Who Insures a Waterside at Bay Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Waterside at Bay Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Waterside at Bay Beach? · Which Rules Affect a Waterside at Bay Beach Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Waterside at Bay Beach Condo? · How Do We Negotiate a Waterside at Bay Beach Condo Contract? · Waterside at Bay Beach vs The Palms of Bay Beach: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Waterside at Bay Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Waterside at Bay Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Waterside at Bay Beach Condo Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Waterside at Bay Beach Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Waterside at Bay Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team with an office in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Waterside owners hire us because we price from the closings in the building and floor plan, put the document package together before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Waterside at Bay Beach condo, or thinking, “I need a listing agent who has read the Bay Beach Lane record,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 138 Waterside at Bay Beach closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and matched each street address to the county roll’s legal description so that we could separate the five Waterside buildings from the three neighbors the MLS files under the same name. We tracked every one of the 56 county-qualified sales in the five buildings over the same 60 months, read each of the 291 parcels on the roll, read the Florida Division of Corporations filings for the seven Waterside entities and queried the FEMA flood layer at four addresses on Bay Beach Lane. It is why our first questions to an owner are which building, which floor plan and what condition.
We will not price a 1,224 square foot Waterside I unit off a Dolphin Pointe sale of 2,100 square feet, quote a fee the association has not published, or tell you a boat slip comes with your unit when only the dock documents can say so. Those refusals are part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking: we read the record first, then advise.
Ask for a free Waterside at Bay Beach condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your building and floor plan, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast. Few Waterside condominiums come up in any month, so the owner who lists should make us the first call.
The Waterside at Bay Beach condominium market is well stocked and slow to clear: 17 Southwest Florida MLS closings in 12 months at a $675,000 median under the Waterside name, only 7 of them in the five Waterside buildings at $612,500, against 28 active or pending listings on October 7, 2026, 12 of them in the five buildings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show two MLS series and one county series and never average them. The Southwest Florida MLS leads because it carries days on market and the sale-to-list ratio; the Lee County Property Appraiser series is a separate record of qualified arm’s-length transfers. Our Waterside at Bay Beach guide carries the buyer’s version of the same record.
We pulled every closing the Southwest Florida MLS files under the subdivision name Waterside at Bay Beach, in four windows counted back from October 7, 2026. The first window with 10 or more closings is 12 months, with 17, so it leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 17 | $675,000 | $445,000 to $2,200,000 | $408 | 50 | 94.4% |
| 24 months | 35 | $780,000 | $445,000 to $2,200,000 | $439 | 50 | 94.7% |
| 36 months | 58 | $796,250 | $445,000 to $3,064,875 | $453 | 50 | 95.7% |
| 60 months | 138 | $950,000 | $445,000 to $3,064,875 | $502 | 13 | 97.7% |
The 12-month window totals $13,911,500 in sold volume. The 36-month days on market and sale-to-list each use 57 closings, and the 60-month figures use 137, because one Sold Data Entry closing is counted in the prices and left out of both ratios, as a later section explains. The figures get cheaper per square foot as the window gets shorter, but the label mixes several buildings, so the drop tells you less than it appears to.
The MLS subdivision name is typed by the listing agent and is not the county’s legal description. Of the 138 closings in 60 months under the Waterside label, 66 are at the five Waterside street numbers (4198, 4191, 4183, 4141 and 4137 Bay Beach Lane) and 72 are at three neighboring street numbers the county roll describes differently: 43 at 4142 Bay Beach Lane (Grandview at Bay Beach), 20 at 4182 (Manatee Bay) and 9 at 4192 (Sunset Gulf). In the 12-month window the split is 7 in the five Waterside buildings and 10 at the neighbors.
If you own at Waterside, the neighbors are not your comparables. A $2,200,000 sale at 4142 Bay Beach Lane in November 2025 is in the label series and not in yours, and it alone lifts the label’s top of range from $950,000 to $2,200,000.
The 12-month window for the five buildings holds 7 closings, under 10, so we list them in the next section and show the longer windows. The 24-month window, with 19 closings, is the first with 10 or more.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 7 | the median of these 7 closings is $612,500 | $540,000 to $950,000 | $452 | 50 | 94.4% |
| 24 months | 19 | $805,000 | $540,000 to $1,250,000 | $453 | 50 | 94.4% |
| 36 months | 32 | $770,000 | $540,000 to $2,850,000 | $452 | 54 | 95.3% |
| 60 months | 66 | $772,500 | $540,000 to $2,850,000 | $455 | 20 | 95.3% |
The five buildings mix 1,224 square foot two-bedroom units with 3,683 square foot Dolphin Pointe at Waterside residences, which is why the range is wide.
A Sold Data Entry closing is a sale entered into the MLS after the fact, without a marketed listing history. We count it in closing counts, medians and price per square foot because it is a real recorded sale, and we leave it out of days on market and sale-to-list, because it has no listing history to measure. The Waterside label series holds exactly one, a June 17, 2024 closing at 4182 Bay Beach Lane, which falls in the 36-month and 60-month windows only and is not in the five-building series.
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved parcels at the Waterside legal descriptions, a series that leaves out the three neighboring buildings. Its dates are recording dates, so a sale can sit a few days from the MLS closing date.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 7 | the median of these 7 sales is $612,500 | $540,000 to $950,000 |
| 24 months (leads) | 22 | $765,000 | $540,000 to $1,250,000 |
| 36 months | 35 | $750,000 | $540,000 to $2,850,000 |
| 60 months | 56 | $757,500 | $540,000 to $2,850,000 |
Over 60 months, the 56 qualified sales split by building as Waterside I 15, Waterside IV 14, Waterside III 13, Dolphin Pointe at Waterside 9 and Waterside II 5. Waterside II is the thin building: five qualified sales in five years is too few for any statement about its pricing. The county and the MLS also differ because the MLS includes sales the county codes as unqualified, one reason the MLS shows 66 closings and the county 56 in the same five buildings.
On October 7, 2026 the Southwest Florida MLS showed 28 condominiums active or pending under the Waterside name: 27 active and 1 pending with a contingency, listed from $495,000 to $3,059,000. Twelve are in the five Waterside buildings (11 active and 1 pending, from $625,000 to $1,299,900, median list price $779,949.50) and 16 are at the neighbors (11 at 4142, 3 at 4192 and 2 at 4182). By building, the 12 are 4141 with 4, 4137 with 3, 4198 with 2, 4183 with 2 and 4191 with 1. A re-check of the MLS on October 29, 2026 found 9 listings in the five buildings, 8 active and 1 pending, from $625,000 to $1,250,000: the October 7 pending condo at 4191 closed on October 15, 2026 at $610,000, two listings had left the market and one had gone under contract. Under the whole Waterside name there were 25 active and 1 pending.
Twelve listings against 7 closings a year is about 21 months of supply, and against 9.5 a year (19 in 24 months) about 15 months. Seven is a thin base, so treat both as indications. A buyer touring Bay Beach Lane sees a dozen Waterside condominiums, and the ones that sell are priced to the closings.
The seller’s decision variables are months of supply, sale-to-list and days on market, each taken from the same Southwest Florida MLS pull and the 12-month window. Where a neighbor closed fewer than 10 in 12 months, we do not publish its medians.
| Place | MLS closings, 12 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Waterside at Bay Beach, MLS name | 17 | 50 | 94.4% | 28 | 19.8 |
| Waterside at Bay Beach, five buildings | 7 | 50 | 94.4% | 12 | 20.6 |
| The Palms of Bay Beach | 10 | 149.5 | 94.1% | 3 | 3.6 |
| Hibiscus Pointe | 12 | 75.0 | 94.4% | 4 | 4.0 |
| Bay Beach, whole enclave | 61 | 99 | 93.8% | 53 | 10.4 |
Waterside’s sale-to-list ratio is in line with its neighbors, but its supply is the heaviest of the group, more than five times the supply at The Palms. That says a Waterside seller competes with more nearby listings than a seller in a smaller building does, not that Waterside values are falling.
Each row carries its own window, because each place needed a different window to reach 10 closings. Compare medians only where the window is the same.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 380.0 | 3 | 12 mo: n 11, median $395,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 408.0 | 2 | 36 mo: n 16, median $477,500 |
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 379.0 | 1 | 60 mo: n 13, median $665,000 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 383.0 | 3 | 36 mo: n 15, median $475,000 |
| Bella Lago | condo | 60 | 2006 to 2006 | 1 | 15 | 60 mo: n 15, median $625,000, range $505,000 to $895,000 | 393.0 | 0 | 60 mo: n 11, median $525,000 |
Waterside’s MLS-name median sits above Hibiscus Pointe’s and The Palms’ over the same 12 months, and its county median over 24 months sits above Palm Harbor Club’s county median over 60 months. Hibiscus Pointe owners can read our Hibiscus Pointe seller page for the same analysis on their buildings.
Waterside at Bay Beach condominiums in the five buildings sold from $540,000 to $1,250,000 over the 24 months to October 7, 2026, and the 7 closings of the last 12 months ran $540,000 to $950,000. Floor plan decides where you sit: the 1,224 and 1,445 square foot units clustered at the low end, the 2,100 square foot plans at the high end.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Seventeen closings is enough for a median but not enough to hide any of them, so here is every one, with no unit numbers, by the street number of the building.
These are the 17 closings since October 7, 2025, oldest first, with the building the county’s legal description assigns. The days on market column is the listing’s days on market, which for relisted units can understate how long a unit was for sale in total. We tracked every one of these 17 closings individually before writing a sentence about them.
| Closed | Street address | Building (county legal description) | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|---|
| 11/12/25 | 4141 Bay Beach Ln | Waterside IV | $895,000 | $895,000 | 1,810 | $494 | 6 | 100.0% |
| 11/24/25 | 4142 Bay Beach Ln | Grandview at Bay Beach | $2,200,000 | $2,395,000 | 2,923 | $753 | 1 | 91.9% |
| 12/02/25 | 4137 Bay Beach Ln | Dolphin Pointe at Waterside | $950,000 | $1,099,999 | 2,103 | $452 | 361 | 86.4% |
| 12/19/25 | 4182 Bay Beach Ln | Manatee Bay | $675,000 | $695,000 | 1,848 | $365 | 35 | 97.1% |
| 12/30/25 | 4192 Bay Beach Ln | Sunset Gulf | $975,000 | $1,075,000 | 1,863 | $523 | 99 | 90.7% |
| 01/09/26 | 4183 Bay Beach Ln | Waterside III | $590,000 | $599,000 | 1,445 | $408 | 16 | 98.5% |
| 02/02/26 | 4198 Bay Beach Ln | Waterside I | $610,000 | $649,999 | 1,639 | $372 | 50 | 93.8% |
| 02/19/26 | 4192 Bay Beach Ln | Sunset Gulf | $925,000 | $999,000 | 2,296 | $403 | 147 | 92.6% |
| 02/23/26 | 4182 Bay Beach Ln | Manatee Bay | $484,000 | $489,000 | 1,390 | $348 | 481 | 99.0% |
| 02/26/26 | 4198 Bay Beach Ln | Waterside I | $780,000 | $810,000 | 1,224 | $637 | 7 | 96.3% |
| 03/30/26 | 4192 Bay Beach Ln | Sunset Gulf | $1,035,000 | $1,075,000 | 2,045 | $506 | 131 | 96.3% |
| 04/02/26 | 4182 Bay Beach Ln | Manatee Bay | $555,000 | $595,000 | 1,390 | $399 | 81 | 93.3% |
| 04/30/26 | 4183 Bay Beach Ln | Waterside III | $540,000 | $575,000 | 1,445 | $374 | 410 | 93.9% |
| 06/25/26 | 4192 Bay Beach Ln | Sunset Gulf | $965,000 | $1,050,000 | 2,045 | $472 | 25 | 91.9% |
| 07/31/26 | 4198 Bay Beach Ln | Waterside I | $612,500 | $649,000 | 1,224 | $500 | 207 | 94.4% |
| 07/31/26 | 4182 Bay Beach Ln | Manatee Bay | $445,000 | $465,000 | 1,390 | $320 | 16 | 95.7% |
| 10/01/26 | 4182 Bay Beach Ln | Manatee Bay | $675,000 | $696,000 | 1,848 | $365 | 34 | 97.0% |
Reading the list, the seven closings in the five Waterside buildings (the Waterside I, III, IV and Dolphin Pointe at Waterside rows) cluster between $540,000 and $950,000, and the three neighboring buildings carry the top of the range. The price per square foot runs from $320 to $753 across the 17, a reminder that a median hides a wide spread.
Grouping the 19 five-building closings of the 24 months by MLS living area shows the size effect, and every group is under 10 closings, so each median is written only as the median of those closings.
| MLS living area | Closings, 24 months | Median sold price | Range |
|---|---|---|---|
| Under 1,500 sq ft | 5 | the median of these 5 closings is $612,500 | $540,000 to $780,000 |
| 1,500 to 1,899 sq ft | 8 | the median of these 8 closings is $777,500 | $610,000 to $950,000 |
| 1,900 to 2,499 sq ft | 6 | the median of these 6 closings is $977,500 | $825,000 to $1,250,000 |
No five-building closing in the 24 months had 2,500 square feet or more; the larger Dolphin Pointe at Waterside residences of about 3,660 and 3,683 square feet closed earlier in the 60-month record, and at 2,850,000 the top of the five-building range belongs to one of them.
The next table splits the 66 five-building closings in the 60 months to October 7, 2026 by building.
| Building | Street address | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|
| Waterside I | 4198 Bay Beach Ln | 18 | $692,000 | $590,000 to $940,000 | $458 |
| Waterside II | 4191 Bay Beach Ln | 11 | $695,000 | $610,000 to $1,000,000 | $436 |
| Waterside III | 4183 Bay Beach Ln | 14 | $747,500 | $540,000 to $1,100,000 | $416 |
| Waterside IV | 4141 Bay Beach Ln | 11 | $895,000 | $690,000 to $1,225,000 | $453 |
| Dolphin Pointe at Waterside | 4137 Bay Beach Ln | 12 | $1,162,500 | $850,000 to $2,850,000 | $560 |
Dolphin Pointe at Waterside, the former Waterside V, is the premium building by price and by price per square foot, which follows from its larger floor plans (1,758 to 3,683 square feet, against 1,224 to 1,877 in Waterside I, II and III).
A Waterside at Bay Beach condominium took a median of 50 days on market and sold at a median of 94.4 percent of its final list price over the last 12 months, on 17 closings under the MLS name and on 7 in the five buildings. The median hides a wide spread: 1 to 481 days across the 17.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both ratios are drawn from the final list price, so a unit that was reduced shows its sale against the last price it carried. Our pull carries the final list price only, not the first asking price or the number of reductions, which means these ratios understate the total discount a seller gave on a unit that was reduced more than once.
For the five buildings over 24 months, 8 of 19 closed within 25 days, 6 took between 26 and 180 days and 5 took more than 180.
In the five buildings over 24 months the pattern is consistent with pricing right the first time. The 8 closings that went under contract within 25 days sold at a median of 97.4 percent of final list price and a median of $482 per square foot. The 5 that took more than 180 days sold at a median of 93.9 percent and $423 per square foot. The median dollar gap between final list and sold was $20,000 on the fast group and $50,000 on the slow group. Eight and five closings are small groups, so this is a pattern in the record and not a rule, but it is the pattern a seller should plan for.
Most have. The Lee County file records 22 repeat sales at Waterside since June 2018, each a unit’s price against its previous qualified sale: 20 sold for more, one was flat to within $100 and one sold for $66,500 less. The median change was a gain of about $95,969 over a median hold of about 3.3 years, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file carries 120 qualified Waterside sales from June 2018 to July 2026, and it holds no qualified sale dated 2022, so a unit that traded in 2022 appears here only through its other sales.
One pair changed by $100, a 0.0 percent change on an $800,000 sale, which we count as flat; the other 20 gains range from $11,500 to $575,000. Eleven of the 22 pairs changed by $100,000 or more, and two by more than $250,000. Gain is measured from your basis, not from the difference between two recorded prices, and we are real estate agents, not tax advisers. The one decline is a 1,224 square foot unit at 4198 Bay Beach Lane, bought in September 2023 at $679,000 and sold in July 2026 at $612,500; the next section walks through that sale.
This example is a public-record Southwest Florida MLS closing, shown to illustrate how a Waterside sale runs, and it is not a McGreevy and Comisar transaction. A 1,224 square foot two-bedroom, two-bath unit at 4198 Bay Beach Lane in Waterside I sold on July 31, 2026 for $612,500, after 207 days on market, at 94.4 percent of its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We picked it because it is the most recent Waterside I closing, because the MLS and the county file both hold the same unit twice, and because it shows the whole arithmetic of a seller’s decision.
The unit closed on September 29, 2023 at $679,000 after 189 days on market, from a final list price of $679,900. It closed again on July 31, 2026 at $612,500, from a final list price of $649,000, after 207 days. The Lee County file records the same two sales, on September 29, 2023 at $679,000 and on July 30, 2026 at $612,500, at 1,224 heated square feet, one day apart from the MLS date on the second sale. Between the two closings the price per square foot went from $555 to $500, using the MLS living area.
Using the assumptions in the net sheet later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $40,958 with buyer-agent compensation and $25,645 without it, for a net before payoff of $571,542 or $586,855. We do not know what the actual seller paid, offered or owed, and the numbers show the shape of the decision and not the seller’s statement.
The first lesson is the 207 days. This unit sat longer than the 50-day median and sold about 5.6 percent under its final list price. The second is the entry price: a unit bought in the fall of 2023 sold nearly three years later for 9.8 percent less, and one sale cannot say why. The third is that the unit sold at $500 per square foot, above the five buildings’ 24-month median of $453, so a small plan can price high per square foot without pricing high in dollars. Our job on a unit like this is to decide with the owner, before the first showing, what a 1,224 square foot Waterside I unit supports today, and to say so honestly.
We price a Waterside at Bay Beach condominium from the nearest like closings in your own building and floor plan, read as a range and then adjusted for what the record cannot see, and we test the result against the 12 competing listings in the five buildings. A single median is a starting question, not an answer.
The five buildings sit in different price bands because their floor plans differ. Over 60 months the building medians run from $692,000 in Waterside I to $1,162,500 in Dolphin Pointe at Waterside, and the MLS living areas run from 1,224 to 1,877 square feet in Waterside I, II and III, from 1,713 to 2,431 in Waterside IV and from 1,758 to 3,683 in Dolphin Pointe at Waterside. We begin with the building’s street number and your square footage, and we leave the three neighboring buildings in the MLS name out of the comparison.
With 19 five-building closings in 24 months, most floor plans have only a few direct matches, so we read them as a range and not as a point. Where a plan has fewer than three matches in 24 months we go to the 60-month list for the same building, and we say so to you.
The MLS fields we pulled do not carry floor, view, interior condition, parking, storage or whether a slip comes with the unit. The county roll’s story field is recorded per unit parcel and varies within a building, so it is not a floor count. Those are the adjustments we make in person: we walk the unit, photograph it and decide what a buyer touring against 11 other active Waterside listings will pay for what you have.
A price is only as good as the paper behind it. We check the competing 12 active or pending listings in the five buildings by list price per square foot (the median of the 12 is about $470 per square foot on the MLS living area), we ask what your association’s budget, reserve position and any special assessment do to a buyer’s monthly cost, and we price against the buyer’s total cost of ownership, not only the sale price. The result is a recommended list price, a price at which we would expect an offer within 25 days, and the price at which we would call you to talk about a change.
Four things move a Waterside condominium’s value more than anything a listing photo shows: the building, the floor plan, the fee layers that come with them, and the documents behind both. The setting adds two more: a bay-side location without Gulf frontage, and a flood map that indicates a Special Flood Hazard Area at the tested addresses.
Yes, more than any other single variable the record carries. Waterside IV and Dolphin Pointe at Waterside, both built in 2003, have 60-month medians of $895,000 and $1,162,500, while Waterside I, II and III (1997, 1998 and 2000) are at $692,000, $695,000 and $747,500. Their listing-entered annual recurring fees also differ, as the fee section shows, and a buyer who sees both numbers prices them together.
We cannot say from the record, and we will not guess. The MLS closings we pulled carry the street number and living area but not the floor or the direction the unit faces, and the county roll’s story field is not a floor count. What a seller can do is tell the buyer’s agent the floor, the view and the exposure in the listing and put a photograph of the actual view in the package. A buyer will pay for a view that is documented and discount one that is described.
No association budget or assessment schedule for any Waterside building was found in a primary document. Listing-entered annual recurring fees on the 66 Southwest Florida MLS closings in the five buildings ranged from $3,604 to $27,876, a median of $14,834 (not verified; the association’s current budget and an estoppel certificate govern what a buyer actually pays).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
On the 66 five-building closings, listing agents entered a condominium fee quarterly on 60 listings (from $342 to $6,062), a master association fee quarterly on 65 (from $397 to $2,824, median $706), application fees on 62 (from $100 to $250) and transfer fees on 35 (from $100 to $400). Listing-entered annual recurring fees on the closings in each building ranged as follows (not verified; the association’s current budget and an estoppel certificate govern).
| Building | Closings with a fee entry, 60 months | Lowest annual recurring | Highest annual recurring | Median annual recurring |
|---|---|---|---|---|
| Waterside I | 18 | $3,604 | $18,384 | $12,544 |
| Waterside II | 11 | $9,376 | $16,344 | $10,952 |
| Waterside III | 14 | $9,516 | $20,776 | $11,718 |
| Waterside IV | 11 | $17,904 | $24,928 | $20,616 |
| Dolphin Pointe at Waterside | 12 | $15,592 | $27,876 | $22,058 |
These cover different years and floor plans, so do not read them as a current schedule. The Waterside I low of $3,604 is a single entry and we would not rely on it. The pattern is the useful part: the two 2003 buildings carry median listing-entered fees of $20,616 and $22,058, about 1.8 to 2 times the $10,952 to $12,544 medians of Waterside I to III.
Almost every listing enters both a condominium fee and a master fee. That is consistent with the Florida Division of Corporations filings, which show five building associations, a Waterside Master Association and a Waterside Dock Association. When your buyer compares your unit with another, the comparison is the sum of every layer, and they will ask which services each layer covers.
A Waterside owner faces four insurance questions, and a buyer asks all four before closing: the association’s master policy, the unit owner’s HO-6 policy, flood coverage and a wind mitigation credit. We quote no premiums. We help you gather the documents that let a buyer’s agent get a real quote.
The FEMA flood map indicates Zone VE or AE at 12 feet at the Waterside addresses we tested, which is a Special Flood Hazard Area. A lender may require flood coverage whatever the insurer requires. FEMA’s Risk Rating 2.0 prices National Flood Insurance Program policies by the property’s own characteristics, and the Town of Fort Myers Beach is a Class 5 community in the Community Rating System, which gives a 25 percent discount on NFIP premiums. An elevation certificate for your building helps a buyer’s agent quote.
A wind mitigation inspection on the state form OIR-B1-1802 is valid for up to five years if nothing about the structure changes. A condominium owner’s HO-6 with Citizens is exempt from Citizens’ flood requirement, though a lender may still require flood, and Citizens does not write a condominium unit whose combined dwelling and contents replacement cost reaches $700,000 in counties where the state finds competition. We make no statement about Lee County’s classification or about any premium; ask a Florida insurance agent for quotes with the actual elevation certificate.
A Waterside at Bay Beach condominium seller must give the buyer the association documents Florida section 718.503 lists, complete the seller flood disclosure under section 689.302, and disclose known facts that materially affect value and are not readily observable. The buyer’s cancellation window is 7 days after receiving the documents, and 15 days where a milestone or reserve-study document applies.
This is general information and not legal advice; your closing agent or attorney confirms how it applies to your contract.
Under section 718.503 of the Florida Statutes, a seller of a resale condominium unit must give the buyer the declaration, the bylaws, the rules, the most recent annual financial information and an estoppel certificate, and the buyer can cancel within 7 days of receiving them (excluding weekends and legal holidays), or within 15 days where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies. Each Waterside building is its own condominium with its own declaration, so the package is the one for your building, with the master association’s papers added.
The contract carries the statutory notice in conspicuous type, and the cancellation clock runs from the buyer’s receipt of the package. A package that arrives late starts the clock late, which is the simplest reason to order the documents the day you list and not the day you sign. Your closing agent or attorney will confirm the exact contract language.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure form. It asks whether you know of flood damage, have filed a flood claim or have received flood assistance. Answer from your records, keep your insurance claim file and any elevation certificate handy, and read the statute on our sources list.
Section 689.261 requires a property tax disclosure summary for a residential sale, and the Florida Supreme Court’s decision in Johnson v. Davis, 480 So. 2d 625, requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. For a condominium that includes known leaks, water intrusion and repairs in the unit. Disclose them in writing before the contract.
Section 553.899 requires a milestone inspection of a building of three or more habitable stories by December 31 of the year it reaches 30 years, counted from the certificate of occupancy. We use the county’s year built because we did not retrieve certificates of occupancy, so the computed years are 2027 for Waterside I, 2028 for Waterside II, 2030 for Waterside III and 2033 for Waterside IV and Dolphin Pointe at Waterside. These are statutory deadlines we computed, not a status, and we do not know whether any inspection has been done. Section 718.112(2)(g) separately requires a structural integrity reserve study for a condominium building of three or more habitable stories, and the state’s Division of Condominiums runs a public database where associations report their studies. Ask your manager for the summary or a letter that none is yet due.
An estoppel certificate is the association’s statement of what you owe and what has been approved on your unit. Florida law lets the association charge for it and caps the fee, and we print no dollar amount. A certificate is valid for 30 days, or 35 if sent electronically, and a fee is refundable if the sale does not close. In Lee County the seller customarily pays, though the contract controls. Order it the day you list.
We have not confirmed which Florida chapter governs the Waterside Master Association. Section 720.401 requires a homeowners association disclosure summary before a buyer signs, but section 720.401(2) does not apply to associations under chapters 718, 719, 721 or 723, and a building association here is a chapter 718 condominium. Ask your closing agent or attorney whether the master association adds a disclosure to your contract. We do not tell any condominium seller that the chapter 720 summary applies.
The FEMA flood map indicates Zone VE at 12 feet at two Waterside addresses we tested and Zone AE at 12 feet at a third, on the Lee County FIRM series effective November 17, 2022, which is a Special Flood Hazard Area. Buyers also ask what Hurricane Ian did, what has been repaired and what the association can build back.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
On October 7, 2026 we queried the FEMA National Flood Hazard Layer at coordinates for four points on Bay Beach Lane. Treat the table as a map-based indication at those addresses, not a flood determination, and use an elevation certificate for the unit.
| Tested address | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 4198 Bay Beach Ln | VE | 12 ft | 12071C0567G | November 17, 2022 |
| 4191 Bay Beach Ln | VE | 12 ft | 12071C0567G | November 17, 2022 |
| 4183 Bay Beach Ln (two points) | AE | 12 ft | 12071C0567G | November 17, 2022 |
| Neighborhood midpoint | AE | 12 ft | 12071C0567G | November 17, 2022 |
The tested points are in evacuation zone A. None of the tested points intersected a Coastal Barrier Resources System unit on the mirror layer we used. We did not confirm whether any Waterside building sits seaward of the Florida coastal construction control line, and we make no claim about it.
The National Hurricane Center’s report on Ian gives 10 to 15 feet of storm surge above ground along Fort Myers Beach and Estero Island, and the U.S. Geological Survey’s high-water marks on the island read 10.5 to 13.8 feet NAVD88. Hurricanes Helene and Milton in 2024 put the water level on coastal Lee County 2 to 5 feet and 3 to 6 feet above mean higher high water, per the National Weather Service. We found no association-published damage account for any Waterside building, so we cannot tell you what a building took. A buyer will ask what your building and your unit took, what was repaired and how it was insured.
The Town of Fort Myers Beach land development code applies. Its page states that a structure in a Special Flood Hazard Area with repairs or improvements equal to 50 percent of its value must be brought into compliance, and that the calculation includes permits from the past five years. The code sets a base flood elevation plus one foot of freeboard for new and substantially improved buildings, and a buildback section lets a damaged building be replaced at up to its pre-disaster lawful size, with conditions above 50 percent damage. For a condominium these are association-level questions, answered by the declaration and the master policy.
Keep your elevation certificate if you have one, your insurance claim file for any Ian, Helene or Milton claim, repair invoices and permits for the unit, and the association’s post-storm summary if it published one. Buyers and insurers ask for these, and a complete file is the cheapest way to avoid a renegotiation at inspection.
Three sets of rules affect a Waterside sale: each building’s recorded declaration and rules, the Town of Fort Myers Beach’s short-term rental registration and the state statutes above. The association’s rules on leasing, pets and approvals are not published, so a seller should ask for them before listing and give them to every buyer.
Possibly. Listing agents entered application fees from $100 to $250 on 62 of the 66 five-building closings and transfer fees from $100 to $400 on 35, which suggests an application step. Whether any Waterside association has an approval or right-of-first-refusal power is in its declaration. Check it before you list, so that approval does not delay the closing, and ask how long approval has taken recently.
That depends on the building’s declaration and rules, which are not published. A buyer who intends to rent will ask for the leasing section, the minimum lease term, the number of leases a year and any rental fee, and will not move until they have read it. Have the pages ready.
Because all 291 Waterside parcels are in the Town’s taxing district, the Town’s registration rules apply to a unit rented as a vacation rental licensed under chapter 509. Under Ordinance 18-01 a unit used as a short-term vacation rental must register with the Town within 90 days of starting the business, carry the unique registration number in every advertisement, designate a responsible party who is available 24 hours a day and can act within one hour, and renew annually; the Town runs registration through the Rentalscape portal, and quiet hours are 10 pm to 7 am. If you rent your unit now, tell your agent which reservations exist, because the registration number does not transfer and a buyer must register in their own name.
The Waterside record points to winter and spring: of the 66 Southwest Florida MLS closings in the five buildings over 60 months, 43 closed from December through May and 23 from June through November. February and March alone hold 19. A single building’s record is thin, so this describes closings and does not prove that listing in winter pays more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Counting the 66 closings in the five buildings by calendar month of closing, over the 60 months to October 7, 2026:
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 3 | July | 6 |
| February | 9 | August | 4 |
| March | 10 | September | 3 |
| April | 7 | October | 3 |
| May | 7 | November | 4 |
| June | 3 | December | 7 |
No month holds more than 10, and no month has enough closings for a monthly median, so we publish counts only. For scale, the Census Bureau’s 2020 to 2024 American Community Survey counts 9,886 housing units in the Town of Fort Myers Beach, 71.4 percent vacant on survey day and including 4,753 held for seasonal, recreational or occasional use; those are Town-wide figures, not Waterside’s.
The 43 December to May closings had a median sold price of $800,000, $467 per square foot, 18 days on market and 95.0 percent of final list price; the 23 June to November closings had a median of $745,000, $436 per square foot, 33 days and 95.7 percent. The days on market are shorter in the winter group, and the price medians are higher, but both groups mix every building and floor plan, and a closing month is not a listing month. We conclude only that a unit listed in the fall to close in winter is not working against the calendar.
We market a Waterside at Bay Beach condominium by identifying the exact building and floor plan in every listing field, photographing the unit and its view, publishing the document package with the listing, and reaching local and out-of-area buyers through the Southwest Florida MLS and our own channels. The goal is a buyer who understands what the unit is before the first showing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The package has professional photography and a floor plan with the MLS living area, the correct building and street number so that a buyer’s search lands on your building and not on the neighbors, a plain statement of what is and is not known about the dock, and the documents buyers ask for: the declaration, rules, budget, reserve study status, master policy summary and estoppel. A listing that answers the questions first receives fewer of them as offers.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer needs a written agreement with their agent before touring a home. A seller may still offer to pay or contribute toward the buyer’s agent compensation, off the MLS, and may offer closing-cost concessions on the MLS. We show your net sheet both ways so the decision is yours.
We negotiate every offer ourselves, starting from the closings that support your price: in the five buildings the median sale was 94.4 percent of final list price, so an offer at 94 percent in a well-priced listing is the market and an offer at 87 percent usually is not. We negotiate price, terms, inspection, the document period and the appraisal together.
A financed buyer’s appraiser will use the recent five-building closings and, because the record is thin, may reach for the neighboring buildings the MLS files under the Waterside name. We give the appraiser the comparables that fit your floor plan and building, and we advise you on whether to hold, to meet at the appraisal or to share the gap. Seven closings in 12 months is a thin base, so a reasoned adjustment sometimes beats a rigid price.
A buyer comparing Waterside at Bay Beach with The Palms of Bay Beach is choosing between a newer, taller, higher-priced community with a boat dock field on the roll and an older, mid-rise community with pools on the roll and a lower price. Both are on Bay Beach Lane in the Town of Fort Myers Beach.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Palms of Bay Beach has its own seller page, Sell Your Home in The Palms of Bay Beach. The comparison below uses the county roll, the DBPR condominium file and the Southwest Florida MLS. Where a window is shown, it is the window that leads for that place.
| Question a buyer asks | Waterside at Bay Beach | The Palms of Bay Beach |
|---|---|---|
| Parcels and units | 291 parcels, 286 units in five buildings | 153 parcels, 152 units |
| Year built (county) | 1997 to 2003 | 1976 to 1978 |
| Stories on the roll | Up to 11 | Up to 7 |
| MLS building design entered by listing agents | High Rise (8+) | Mid Rise (4-7) |
| Water features on the roll | Boat dock field on all 286 unit parcels; no pool on the unit parcels | Pool flag on 151 parcels; no boat dock |
| County median just value | $571,736 | $367,614 |
| MLS, last 12 months | MLS name: 17 closings, median $675,000. Five buildings: the median of these 7 closings is $612,500 | 10 closings, median $392,500, range $360,000 to $650,000 |
| MLS median price per sq ft, 12 months | MLS name: $408. Five buildings: $452 | $380 |
| Median days on market, 12 months | 50 | 149.5 |
| Sale-to-final-list, 12 months | 94.4% | 94.1% |
| County qualified sales, 24 months | 22 sales, median $765,000 | 19 sales, median $499,000 |
| Listing-entered annual recurring fees (not verified) | $3,604 to $27,876 on 66 closings (median $14,834) | $6,736 to $15,912 on 41 closings |
| Active and pending on October 7, 2026 | 28 under the Waterside name; 12 in the five buildings | 3, listed at $599,000, $414,900 and $410,000 |
| Statutory milestone year (computed from year built) | 2027 to 2033 | before December 31, 2024 |
A buyer who wants a newer building, more space and a possible slip, and who accepts a higher entry price, a layered fee picture and a milestone calendar that opens in 2027, is a Waterside buyer. A buyer who wants a lower price, a pool and a mid-rise, and who is ready to read its milestone and reserve-study paperwork closely, is a Palms buyer. Know which buyer your unit suits, because we market to that buyer first.
Selling a Waterside at Bay Beach condominium costs roughly 4.1 to 6.7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $612,500 sale that is about $25,645 to $40,958, and on an $895,000 sale about $36,803 to $59,178, before property tax prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. The two prices are real closings in the Southwest Florida MLS: $612,500 is the July 31, 2026 sale at 4198 Bay Beach Lane, and $895,000 is the November 12, 2025 sale at 4141 Bay Beach Lane, which closed at its final list price. Florida charges documentary stamp tax of $0.70 per $100 of price, rounded up by the $100 unit, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller. It leaves out the property tax proration, because we do not know your tax bill: multiply your latest annual bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $612,500 | Southwest Florida MLS closing, July 31, 2026 |
| Listing commission, 2.75% | -$16,844 | 2.75% of $612,500 is $16,843.75 |
| Buyer-agent compensation, 2.5%, if offered | -$15,313 | 2.5% of $612,500 is $15,312.50 |
| Deed documentary stamp tax | -$4,288 | 6,125 units of $100 at $0.70 is $4,287.50 |
| Owner’s title policy | -$3,138 | $575 plus ($612,500 minus $100,000) at $5.00 per $1,000 is $3,137.50 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$40,958 | 6.69% of price |
| Estimated net before payoff, with buyer-agent compensation | $571,542 | $612,500 minus $40,958 |
| Estimated total costs, without buyer-agent compensation | -$25,645 | 4.19% of price |
| Estimated net before payoff, without buyer-agent compensation | $586,855 | $612,500 minus $25,645 |
The same assumptions apply, at the price of a 1,810 square foot Waterside IV unit that closed at its final list price after 6 days on market.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $895,000 | Southwest Florida MLS closing, November 12, 2025 |
| Listing commission, 2.75% | -$24,613 | 2.75% of $895,000 is $24,612.50 |
| Buyer-agent compensation, 2.5%, if offered | -$22,375 | 2.5% of $895,000 |
| Deed documentary stamp tax | -$6,265 | 8,950 units of $100 at $0.70 |
| Owner’s title policy | -$4,550 | $575 plus ($895,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$59,178 | 6.61% of price |
| Estimated net before payoff, with buyer-agent compensation | $835,822 | $895,000 minus $59,178 |
| Estimated total costs, without buyer-agent compensation | -$36,803 | 4.11% of price |
| Estimated net before payoff, without buyer-agent compensation | $858,197 | $895,000 minus $36,803 |
Your mortgage payoff, the property tax and association assessment prorations, the association estoppel certificate fee (set by statute; we print no dollar amount), any special assessment balance the estoppel shows, any dock cost share, repairs or concessions, and any transfer fee the declaration charges. Listing agents entered transfer fees of $100 to $400 on 35 of the 66 five-building closings, not verified. We run your own net sheet at no cost when you ask.
Possibly not. Under Section 121, as the Internal Revenue Service explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
The record shows why the exclusion can cover many Waterside sellers’ gains. Of the 22 repeat sales since June 2018, the median change was a gain of about $95,969 and two exceeded $250,000 ($386,000 and $575,000), all before selling costs. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number differs from the difference between two recorded prices.
List if your Waterside condominium is in marketable condition and you can wait for the winter season; take an investor cash offer only when the unit needs work a buyer’s insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
Waterside has features that change the comparison: 12 competing listings in five buildings, a document package with a 7-day cancellation right, a flood map that indicates a Special Flood Hazard Area and several association layers. A buyer who is paying cash still wants those answered. Our Fort Myers Beach seller page covers the island-wide picture, and we run the net proceeds for each path at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the closings sits for months | A condominium in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Waterside at Bay Beach condominium valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your own building and floor plan, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Get your free Waterside at Bay Beach condo valuation and we will send a value built from Waterside closings of your size, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact is not available. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None of these is offered as a Waterside review. The words are the reviewers’ own.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
These are the questions Waterside owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. The building background is in our Waterside at Bay Beach guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the closings in your own building and floor plan, order the estoppel and the document package the day you list, complete the flood disclosure, and market it through the winter season. Our Waterside valuation page starts the price work.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and we tracked every one of the 138 Waterside closings in the last 60 months before pricing a listing. Call Jesse direct at (239) 898-6072.
The Southwest Florida MLS recorded 17 closings under the Waterside at Bay Beach name, with a median of $675,000 and a range from $445,000 to $2,200,000. The median was $408 per square foot. The five Waterside buildings alone had 7 closings and a $612,500 median.
Over the last 12 months the median was 50 days on market across the 17 label closings, from 1 to 481 days. In the five buildings, 8 closings inside 25 days sold at 97.4 percent of list, and 5 closings over 180 days sold at 93.9 percent.
The median was 94.4 percent of the final list price over the last 12 months and 94.7 percent over 24 months. The median gap between final list and sold was $20,000 in the fast group and $50,000 in the slow group.
On October 7, 2026 the MLS name showed 28 active or pending listings from $495,000 to $3,059,000. The five Waterside buildings had 12 listings from $625,000 to $1,299,900, with a median list price of $779,949.50.
On supply it favors buyers: the five buildings carry about 20.6 months of supply at the 12-month pace and 15.2 months at the 24-month pace. Buyers have choice, so a sale depends on pricing from the closings, not from the asking prices around you.
The record points to December through May. In the five buildings over 60 months, 43 closings fell in December through May at a $800,000 median and 18 days on market, against 23 closings in June through November at $745,000 and 33 days.
On a $612,500 sale, the estimated costs were $40,958 or 6.69 percent with 2.5 percent buyer-agent compensation, and $25,645 or 4.19 percent without it. Commission is negotiable, and the net sheets earlier on this page show every line.
The same $612,500 sale nets about $571,542 with buyer-agent compensation and $586,855 without, before any mortgage payoff and before taxes. A $895,000 sale nets about $835,822 and $858,197. Your payoff and any association amounts change the result.
Florida’s rate is $0.70 per $100 of the price, so it is $4,725 on a $675,000 sale and about $4,288 on $612,500. In Lee County the seller customarily pays it, though the contract controls.
No law requires it. Since the NAR practice changes of August 17, 2024, compensation is negotiated and written into the listing or the buyer’s agreement. We show net sheets with and without it so you can see what each choice costs.
Section 718.503 requires the declaration, bylaws, rules, the most recent annual financial information and an estoppel certificate. Each Waterside building is its own condominium, so the package is the one for your building, with the master association papers added.
Seven days after receiving the documents, excluding weekends and legal holidays, or 15 days where a milestone inspection summary, turnover report or structural integrity reserve study applies. A late package starts the clock late, so order it when you list.
Yes. It states what you owe and what has been approved on your unit, and a buyer’s lender will ask for it. Florida law lets the association charge for it and caps the fee. We print no dollar amount here; ask the manager for the current charge.
Since October 1, 2024, section 689.302 requires a residential seller to give the buyer a form asking about known flood damage, flood claims and flood assistance. Answer from your records and keep your claim file and any elevation certificate ready.
Disclose what you know. The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, which includes known leaks, water intrusion and repairs. Put it in writing before the contract.
Buyers ask whether the building is due, done or exempt. By our computation from the county’s year built, the 30-year deadline falls in 2027 for Waterside I, 2028 for II, 2030 for III and 2033 for IV and Dolphin Pointe. We do not know any building’s status.
For the five buildings, 66 listing-entered closings showed annual recurring costs from $3,604 to $27,876, with a median of $14,834. The condo fee is quarterly on 60 closings and the master fee is quarterly on 65, with a $706 median.
By the median annual recurring costs on the closings: Dolphin Pointe at Waterside $22,058, Waterside IV $20,616, Waterside I $12,544, Waterside III $11,718 and Waterside II $10,952. Fees move with unit size and what the budget covers, so quote your own unit’s current figure.
Not automatically. A boat slip is a separate right through the dock arrangements and is not required to sell a unit. Check your documents to see whether a slip comes with your unit and whether it transfers, because the dock documents decide.
Rental rules differ by building and by the Town’s short-term rental registration. The declaration and rules in the document package control, and the Town’s rules sit on top of them. A buyer who plans to rent should read both before the cancellation window closes.
Pet rules are in each building’s declaration and rules, so request them with the package. Federal fair housing guidance on assistance animals is a separate rule, and it is treated separately from a pet limit. Your closing agent or attorney can confirm.
Neither is required to sell, but both help a buyer’s insurer price the policy, and a clear flood zone answer shortens the inspection period. The flood map for the property indicates a Special Flood Hazard Area, so buyers will ask early.
It can slow a sale. Buyers ask for the roof age, the wind mitigation form, the flood zone and the claim history before they commit, and lenders add their own conditions. Hand over the reports with the listing and fewer offers fall apart.
Possibly not. IRS Topic 701 lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the last 5 years. A second home or rental does not qualify the same way.
Mostly. Of 22 repeat sales in the county file from 2018 to 2026, 20 sold for more, one was flat and one sold for less. The median change was a gain of about $95,969 on a median hold of 3.3 years, before selling costs.
Nobody times a market, and the five buildings carry about 20.6 months of supply. In our record a priced-right winter listing sold faster and closer to list. If you do not need to sell, we give you the numbers and you decide.
Not for most units. Use your own building and floor plan first, then the same size in the next Waterside building, and keep 4142 Grandview at Bay Beach, 4182 Manatee Bay and 4192 Sunset Gulf out unless a specific feature matches.
In the last 12 months The Palms of Bay Beach had 10 closings at 149.5 median days on market and 94.1 percent of list, with 3 active listings and 3.6 months of supply. Read our Palms of Bay Beach seller page.
List if the unit is marketable and you can wait for the winter season. Take a cash offer when the unit needs work an insurer or lender would not accept, or you must close in days. Sell by owner only with a buyer in hand and a legal review.
We have not confirmed which Florida chapter governs the Waterside Master Association. A building association here is a chapter 718 condominium, which is outside the chapter 720 homeowners summary. Ask your closing agent or attorney to confirm for your contract.
The closings we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports. There is no obligation to list. Request it online or call Jesse.
Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Call Jesse at (239) 898-6072. We will pull the closings in your building and walk you through the documents a buyer will ask for.
A Fort Myers Beach condo specialist knows which building and floor plan a Waterside at Bay Beach condominium belongs to, which closings are true comparables, what the estoppel and document package must say and what the flood map means for a buyer. A listing that explains the unit well holds its price through the inspection period.
We have seen small facts cost sellers contracts: a neighboring building in the MLS name used as a comparable, a document package handed over after the contract so the 7-day right stayed open, and a flood form answered from memory. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the island, and our Waterside at Bay Beach guide covers the five buildings.
If you are thinking of selling a Waterside at Bay Beach condo, call the team that prices from the closings in your own building and floor plan, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first.
If you are thinking, “I need someone to sell my condo in Waterside at Bay Beach, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether you own in Waterside, The Palms of Bay Beach, Hibiscus Pointe, Casa Marina, Palm Harbor Club, Royal Pelican or Harbour Pointe.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Waterside sold record, last 12 months: 17 closings in the Southwest Florida MLS under the Waterside at Bay Beach name, at a $675,000 median from $445,000 to $2,200,000, with a median of 50 days on market and 94.4 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Waterside at Bay Beach condo valuation and we will send a value built from the closings in your building and size, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
The building background is in our Waterside at Bay Beach guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Waterside condo? Get a free Waterside condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when we checked it on October 7, 2026, except where a publisher blocks automated checks. We list statutes and primary records first.
These are the public primary documents a Waterside seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| Ordinance 18-01, Short-Term Rentals Regulation | Town of Fort Myers Beach | The registration ordinance, adopted May 7, 2018 |
| Repair and improvement cost form | Town of Fort Myers Beach | Valuation form for the 50 percent rule |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Waterside at Bay Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.